Stuck
By Yoni Applebaum

Reviewed by Hank Bitten, NJCSS Executive Director
As a social studies teacher I taught the migration of Europeans to the New World, the Atlantic Slave Trade Migration, Oregon Trail, Trail of Tears, construction of canals, steamboats and railroads, land at $1.60 an acre, Underground Railroad, Manifest Destiny, Great Migration after the Civil War, Frederick Jackson Turner’s thesis on the frontier, immigration, analyzed The Warmth of Other Suns, Harlem Renaissance, interstate highway system, Federal Housing Authority, selected excerpts from Crabgrass Frontier, and the migration to the Sun Belt. However, Stuck presented me with a new perspective about the importance of mobility in America and its relationship to the American Dream! This is why I am encouraging every social studies teacher to read Stuck.
Yoni Applebaum clearly presents the economics, sociological, historical perspective to the demographics in the 18th, 19th, and 20th centuries in American history and the opportunities that became available for millions of young Americans. The wealthy Americans remained in Boston, New York, Monticello, Charleston, and Savannah as they had no reason to seek a better life. However, agricultural workers, manufacturing workers, civil servants, and immigrants moved to multiple locations to find better homes, more money, and new social connections. Immigrants moved west and contributed to farming, canals, roads, and railroads. New communities were built on democratic values and traditions and the importance of civics is equally important to the historical, sociological, and economic perspectives.
“Some Americans have become so accustomed to the places with the greatest opportunities being effectively reserved for the rich that it somehow seems natural that they should be. In fact, it represents a recent and profound inversion. For centuries, Americans at the bottom of the economic ladder moved toward such places, not away from them, searching for a foothold on the first rung of that ladder, looking for a chance to climb. Entrepreneurs raced to erect housing to hold them.” (page 4)
“’When the mobility of population was always so great,” the historian Carl Becker observed, “the strange face, the odd speech, the curious custom of dress, and the unaccustomed religious faith ceased to be a matter of comment or concern.” A mobile population opened the possibilities of pluralism as diverse peoples learned to live alongside each other, The term ‘stranger,’ Becker wrote, in other lands synonymous with ‘enemy,’ instead became ‘a common form of friendly salutation.’ In a nation where people are forever arriving and departing, a newcomer can seem less a threat to the settled order than a welcome addition to a growing community: ‘Howdy, stranger.’ Mobility has long been the shaper of American character and the guarantor of its democracy.’” (page 9)

The industrialization of the United States following the Civil War placed us on a trajectory to become more urban and less rural. Frederick Jackson Turner in 1893 presented a thesis based on the 1890 U.S. Census that claimed the frontier of the United States was closed at the 100th meridian. Although his thesis would eventually be challenged, it revealed divisions of values and new ways of living.
Cities also required investments in public utilities, and in finding solutions to poverty, crime, and places for the homeless. The story of the 20th century is one of urban problems, flight to the suburbs, increasing home values as homes were purchased, destroyed, and rebuilt and sold or rented for higher prices. The story of the 21st century is one where housing has become unaffordable for a majority of Americans, who understand what it means to be ‘stuck’ with limited options or no options for the pursuit of happiness.
Stuck also provides an insightful historical context of the historical experiences of Chinese immigrants living in California and Jewish immigrants in New York City in the late 19th and early 20th century. The two chapters dedicated to the personal experiences of immigrants and immigrant families provided me with new information that directly applies to the teaching of immigration in a U.S. History class. The new information that I learned related to the racist decisions of local governments regarding zoning, housing, and the regulation of family-operated businesses. The exposure about immigration for students is at the national level in the news and most classroom lessons. The chapter on “Dirty Laundry” references Modesto, California in 1885.
“In 1884, more than a hundred men in ‘mostly ghostly attire’ wearing black masks and calling themselves the San Joaquin Valley Regulators, rampaged through Chinatown. They raided opium houses, knocked down one Chinese man who attempted to flee, and even assaulted a white police officer who tried to stop them. In June 1885, a washhouse and a store in Chinatown burned down, in an apparent arson attack. Despite the unrelenting assaults, Modesto’s Chinese residents held fast. And following the familiar pattern, they began to set up their laundries in residential neighborhoods….
Two weeks later, the city council obliged, passing its zoning ordinance. The Chinese were not mentioned in the legislation. Instead, it simply designated a district for laundries, one whose boundaries happened to be precisely the same as those of Chinatown. The ghetto that Modesto had failed to impose with violence, it would now attempt to enforce with land-use law.’ (pp. 90-91)
It is important for students to understand the power of local governments and the importance of understanding local laws they may not hear on social media or local news networks. The story of Hang Kie is told as a story that students will find interesting and compelling for discussion and debate. He was arrested within five days of the implementation of Modesto’s new zoning law. His landlord wanted him to continue operating his business to collect the rent. He was arrested, fined $100 dollars (perhaps three months income) and sentenced to 20 days in jail. His case went to the California Supreme Court on the grounds that the Modesto law was unreasonable because it was not applied equally to all residents, and the right to use your own property providing it did not injure others or negatively harm the general population. The California Supreme Court upheld Hang Kie’s conviction as a reasonable exercise of police powers to safeguard the general population of Modesto from the threat of fire. (pp. 94-95). In the middle of the legal arguments, the men in Modesto could not get their white shirts for Sunday worship cleaned so they adopted colored shirts to hide the dirt.
The use of land-use laws spread to other California towns as the state’s population increased by more than two million between 1900 and 1920. In California, 20% were born in another country and 25% had one immigrant parent. The 1906 San Francisco earthquake displaced thousands of Chinese who relocated in communities across the bay. A lesson for students is the context of the expansion of the powers of the executive branch of our federal government is the elasticity of police powers.
The eastern European Jews who immigrated to the Lower East Side of Manhattan presented situations for local government that had not previously been encountered in the United States. The Jewish population was transitory with perhaps 50% returning to their homeland as they accumulated enough cash to travel back to Europe. They crowded into small apartments and were willing to tolerate unsanitary conditions. They valued education and economic success and were passionate about living in America. (p.116) The historical record of the experiences of Jewish immigrants is documented with the photographs of Jacob Riis, personal stories in the Library of Congress resource, Chronicling America, and the National Museum of Immigration (Ellis Island) and the Tenement Museum in New York City.

Source: International Center of Photography
The issues of immigration, affordable housing, and the segregation of the rich from the poor in 1900 offer interesting lessons for the students of this century, 125 years later. New York City faced a surging population that increased from 3.4 million in 1900 to 4.8 million in 1910. An increase of 67%. The density of population in lower Manhattan increased with the construction of six story apartment buildings on every available piece of vacant land. The area north of 42nd street and areas of Brooklyn saw an increase in single family homes and mansions. The top floor of the mansions were designed for offices. The Panic of 1907 left many of these offices vacant and they became occupied with immigrants in need of places to live.

Henry Sinclair House, Fifth Avenue and 79th Street, NYC (Ukraine Consulate)
There were three solutions to New York’s immigrant problem: exclusion of immigrants with literacy tests and quotas, the expansion of immigrant populations to accelerate economic growth through housing construction and employment opportunities, or regulation regarding labor, health, and zoning. (page 124) Congress created the Dillingham Commission in 1911, which offered a detailed report on the enormous contributions of immigrants but concluded that immigration restriction was in the interest of the country. (Page 125)

Report from the Dillingham Commission
An interesting discussion or debate for students studying the living conditions of immigrants is the argument that fire safety justified the police powers of the state to enforce laws regulating businesses, construction, and population density. In Modesto, California, fire regulations were applied to laundries in buildings and in New York City, fire regulations were applied to the height of buildings. While public safety is in the interest of the public it also justified the power of the state to regulate the free enterprise of individuals and influenced the segregation of neighborhoods by income and ethnicity. These arguments were made by the tenement reformers, although the proposed solutions of the reformers favored one economic group over others.
I included Henry George and the single property tax movement in my U.S. History lessons. My students understood this as a socialist reform to redistribute wealth from the millionaire class to the working class. Yoni Applebaum in Stuck offers this perspective:
“The Georgists argued that if the density of people per acre were to rise, it should be seen not as congestion but as efficiency-with tall buildings allowing families to live in desirable neighborhoods while providing them with ample space, and office skyscrapers doing the same for workers. And if people truly objected to this, well, Bassett‘s commission could impose height limits that would spread the most intensive development over a somewhat broader area. The Georgists were confident in the city’s future and in its capacity to provide opportunities to the next generation of residents. The solution to congestion, they argued, was construction.” (page 126)
The land tax of Henry George lost to the zoning plan of Edward Murray Bassett. The leaders of New York City would decide what could and could not be built on any piece of property. The solution to the influx of immigrants in New York was to limit affordable housing. In 1913, the Woolworth building was built at 233 Broadway, within walking distance of City Hall. It was 60 stories, included both residential and office spaces, and for 17 years it was the tallest building in the world at a height of 792 feet.

F.W. Woolworth Building in New York City
A unique and important perspective of the author, Yoni Applebaum, is the interdisciplinary connections relating to geography, economics, sociology, and civics. These are transparent in the chapter on “Tenementophobia.”
Regarding geography, students can easily follow the building of houses and neighborhoods along colonial post roads, rivers and canals, railroads, and highways. In the 19th century, houses were built near factories and ports enabling workers to walk to work. The Utopian Socialists built model communities where factories were located. With the arrival of the automobile in the 20th century, people with money moved uptown and later to suburbs to escape the sights of factories, apartments, and the noise of densely populated neighborhoods. Students will see the evolution of apartment houses near the business district, then two-family homes, and then single residence homes, perhaps with winding streets aligned with trees.
The economic perspective is very important and interesting. Many immigrants saved money with the hope of renting a larger space for their families and later a home with a backyard play area. These middle-class homes were available to families with incomes that could sustain the expenses of a downpayment, mortgage, taxes, insurance, and repairs. Many of these homes in cities across the United States were built by independent carpenters or homeowners using models in the Sears Catalog. Students can create a digital museum of these houses with images of wider streets with picturesque views as they follow the construction of homes from the central business district to the outer boundaries of the city. Low incomes kept people ‘stuck’ in their neighborhoods. One of the significant contributions of unions was their ability to get living wages for many workers allowing workers to move from crowded apartments to single or double family homes, Unfortunately, the cost of selling a home made movement to a new neighborhood difficult or impossible.

Sears Catalog, circa, 1910
The sociological perspective on the quality of life should prompt an engaging discussion with students leading to relevant applications today.
“Homeownership promoted personal investment in family, child-rearing, school, church, and community; it safeguarded ‘manhood and womanhood’; it protected the ‘civic and social valiues of the American home….” (pages 152-53).
The single-family home, the belief that a ‘home was a castle’ that living in tenements or public housing was harmful, is a critical issue for students to understand even though it likely is not one of the learning standards in the curriculum. Did the zoning laws that were put in place in the early 20th century support the American Dream or did they segregate our population by income, race, ethnicity, and access to education. Students need to search for answers regarding how poverty should be addressed and eradicated. Is the answer with income and property tax policies, the quality of education, affordable housing, higher incomes, or something else? In their search for answers, students should investigate the quality of life regarding marriage, cancer, crime, addiction, mental health, infant mortality, attendance in houses of worship, and life expectancy rates. They also need to discuss how their neighborhood or community has changed in the past 25 years (since 2000) and what it might look like in 2050. They also need to consider the economic and sociological impact of vacant stores in strip malls, where affordable homes are being built, and the quality of life in older homes.
The information about how state and the U.S. Supreme Court viewed zoning laws was fascinating to me. The case study in Stuck references Euclid v. Amber Realty Company (1926). The decision supported the constitutionality of zoning laws at a time when state courts were rejecting them. The basis of this case was the claim that zoning parts of the land owned by Ambler depressed property values by as much as two-thirds. (page 149) Euclid is a community east of Cleveland, Ohio and one of its inner suburbs.

The areas marked U2, U3, and U6 were the areas owned by Ambler Realty. Note the areas across Euclid Avenue with the curved streets with single family residences. If the areas of U2, U3, and U6 were zoned for industry, the view and noise for the residences across the street would see this as undesirable or as a nuisance. What and who determines property use? (1922)

Note the development of the land after the Supreme Court’s decision
Students discussing the implications of police power of the state to determine land use, the public interest regarding health, safety, and welfare. Should the Court protect the public good by limiting the property rights of an individual or should the Court protect the sanctity of the family against unsightly encroachments of noise, traffic, and smoke? Another consideration is that in 1926, the U.S. Supreme justices lived in communities that were zoned with neighborhoods of single-family homes and perhaps large homes for families with wealth.
The chapter titled “Auto Emancipation” offers new insights into the ‘great migration’ that followed Reconstruction. The railroads and manufacturing of automobiles in Michigan provided opportunities for Black Americans that could not be realized because of segregation, low wages, violence, and unfair mortgages. For me, the perspective was a nice addition to my knowledge from reading The Warmth of Other Suns and Caste by Isabel Wilkerson.
The following two quotes might be used for student inquiry and discussion regarding the experiences of Black Americans and today’s immigrants.
“It was mobility-specifically, the defiant exercise of the freedom of movement-that ultimately brough down the slave system. Human beings are difficult to hold in bondage, even if half a continent has been turned into a vast, open-air prison. As long as some place of refuge where people can claim greater freedom and opportunity exists, no system of repression can wholly immobilize a population.” (page 161)
“Black residents earned more than they had in the South, but when housing costs ate up roughly half their gains, they found themselves with few options. They couldn’t build up, and they couldn’t move out. The policy choices made by Flint’s elite left them kettled in a handful of districts, paying high rents for aging homes. But as bad as things were, the federal government was about to make things worse.” (i.e. FHA mortgages) (page 177)
Teaching the domestic issues facing the United States is a challenge for most teachers. This unit includes the civil rights movement, women’s rights, education, space exploration, political challenges, inflation, environment, Great Society, U.S. Supreme Court decisions, and the changes with transportation and communication. The post-World War II economic boom is often lost or marginalized in the teaching of this unit. In my classes, students read excerpts from John Kenneth Galbraith’s The Affluent Society, Michael Harrington’s The Other America, and Kenneth Jackson’s Crabgrass Frontier. The chapter titled “A Plague of Localists” offers the perspective of Frank Duncan, a working Black American living in Flint, Michigan.
I was not aware of the Edwards. v. California (1941) U.S. Supreme Court decision regarding the freedom of an indigent to move to another state. The Dust Bowl provided an incentive for unemployed and financially challenged U.S. citizens to move to other states. In 1936, the city of Los Angeles police turned indigent migrants away. The U.S. Supreme Court affirmed the right of U.S. citizens to choose where they wanted to live but the conflicting arguments date back to 1823.
“In 1940, America was still a nation of renters-some 56 percent of households leased their dwellings…. The government could have met the demand for rentals by investing in public housing projects or providing cheap loans to real estate developers to build multifamily apartment buildings close to centers of employment. Instead, as the war came to an end, it chose to subsidize the purchase of free standing single-family homes.
Millions of Americans used FHA and VA loans to buy houses. In 1944, America built 114,00 new homes; in 1950 it built 1.7 million.” (page 208)
The economics of housing relating to banks, credit unions, balloon loans, redlining, zero interest loans, mortgage insurance, and itemized tax deductions are essential topics for U.S. History students because they likely are living in communities with public housing, multifamily apartments, gated communities, cape cod houses built after World War 2, and houses in need of repairs.
The study of the housing crisis in America is also one students need to understand because the current scarcity of affordable housing directly affects them. College graduates with a starting salary of $125,000 are not able to save enough money for a downpayment in the community where they are currently living. In fact, they are also unlikely to afford renting at this income level either.
The solutions proposed in the last chapter, “Building a Way Out” include connections to history, civics, economics, and sociology. Some of these solutions include building more housing units to increase supply and reduce the costs of purchase and rent. Another solution is to have consistent rules for housing construction to reduce bureaucracy and encourage affordable housing near employment opportunities. Other solutions include subsidies for housing or increased wages for people below certain income thresholds, tolerance for different kinds of housing, and acceptance of a pluralistic community. The chapter includes case studies of Tokyo and New York City. The bias of the author is that America has a mobility crisis and mobility is what stimulates the American economy.






















